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1990-06-13 - Plan Commission - Minutes SPECIAL MEETING BUFFALO GROVE PLAN COMMISSION Old Farm Village Park Site Town Center-Michael Reese Medical Facility/ International House of Pancakes Illinois Community Residence Location Planning Act June 13 , 1990 Chairman Sheldon called the Special Meeting to order at 7 : 33 P.M. in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove , Illinois. Commissioners Present : Chairman Sheldon Mr. Goldspiel Mr. Krug Mr. Rhodes Ms . Howard Mr. Braiman Mr. Rosenston Mr. Charlette Commissioners Absent : Mr. Rubin Also Present : Mr. Mike Rylko , Buffalo Grove Park District Mr. Marc Schwartz , Batler & Schwartz Mr. Tom Maskey, Melvin Simon Associates Mr. John Baird, Intl . House of Pancakes Mr. Ira Rosenberg , Michael Reese Medical Center Mr. Robert Pfeil , Village Planner APPROVAL OF MINUTES Moved by Commissioner Goldspiel , seconded by Commissioner Rhodes , to approve the minutes of the Special Meeting of April 25 , 1990 , as amended. All Commissioners were in favor, with Commissioner Rosenston abstaining, and the motion carried. COMMITTEE AND LIAISON REPORTS Commissioner Rhodes attended the Village Board meeting of June 4 , 1990 , at which the following were discussed: 1 . Riverwalk North annexation 2 . Checker Square Shopping Center 3 . Strathmore Shopping Center fence Buffalo Grove Plan Commission-Special Meeting-June 13 , 1990-Page 1 OLD FARM VILLAGE Proposed Lighted Tennis Courts Mr. Mike Rylko reviewed a plan for the park site showing the location of the proposed lighted tennis courts. He stated the lighting would be push-button activated using a timing device to keep lights on for a one-hour period, after which the light would be reduced to 20% of full capacity. The timer would be set so the lights could not be used after 10 : 00 P.M. Mr. Rylko noted a 40-ft . light pole has been suggested by their engineers rather than a 30-ft . pole because spillover can be better controlled. He further indicated 95% of the light will fall directly on the courts . The poles will be maintenance free painted steel with two fixtures per pole. Mr. Rylko indicated the lights will be located 200-240 ft . from the property line and 240- 260 ft . from any home . In response to questions from Chairman Sheldon, Mr. Rylko stated the tennis courts will be asphalt, with a two-tone color coating over and striping. Chairman Sheldon asked about parking for the courts . Mr. Rylko stated there will be a walkway through the park to reach the courts . He indicated they hope the park will serve as a neighborhood park for the subdivision, but there is a parking lot to serve for team practices at the baseball field. If parking becomes a problem they would allow parking on one side of the street . With respect to hours of lighting, Commissioner Krug asked if there would be an override to allow lighting after 10 : 00 P.M. Mr. Rylko stated there is none ; the timer will not allow any lighting after the set time . Commissioner Charlette expressed concern that in the event of a power outage, the time would need to be reset . Mr. Rylko explained that they currently reset all timers at other parks after an outage. Commissioner Charlette commented that if there is sufficient spillover to light the adjacent basketball courts , the lights may then be used for that purpose as well . Chairman Sheldon inquired about the distance of the setback from the road, suggesting that because it is on a curve , for safety purposes the courts should be set as far back as possible . Commissioner Rhodes expressed concern about glare from the lights interfering with traffic on Weiland Road. Commissioner Goldspiel requested information be provided regarding the type of shielding to be used on the lights to prevent glare to motorists. Commissioner Rhodes suggested a sign be placed along Madison directing that parking is off of Weiland. Commissioner Rosenston noted people may park at the school across the street , and suggested a crosswalk would be necessary. Mr. Rylke stated that would be the responsibility of the School District . Buffalo Grove Plan Commission-Special Meeting-June 13 , 1990-Page 2 In response to other questions from Commissioner Rhodes , Mr. Rylko stated the junior high school will have access to the courts during the day. Chairman Sheldon suggested a representative from the school district be present at the public hearing to explain what use they intend to make of this site and to comment on what type of lighting they have on their property. Commissioner Braiman asked if the parking lot would be lighted. Mr. Rylko indicated they have no intention to light that area. Chairman Sheldon requested information regarding the location of street lights to see if any area lights provide lighting to that area. Information was requested regarding how the tennis court lights function and how the light diminishes following play time setting . Commissioner Goldspiel asked how the lighting would compare to typical street lighting . Commissioner Gldspiel inquired about any changes in the detention area from the prior plan. It was replied that there were no changes from the present detention. In comments from the audience, Mrs . Janice Nelson stated that the design of this park will not encourage only neighborhood usage because of the large parking area available , and, therefore , the noise level in their area will be increased. Additionally, she expressed concern about vandalism and the possibility of people cutting through residents ' yards to get to the park. Chairman heldon noted that experience at Green Knolls has shown that this is not a problem where pedestrian and bike paths have been provided. With respect to the lighting , Mrs . Nelson noted the proposed height of the light poles would make them clearly visible and commented that they could be an eyesore . Mrs. Nelson also stated she feels people using the tennis courts will park on Madison because it is closer than the parking lot . Chairman Sheldon noted the Police Department would review usage once the park is finished and any need for parking signage would then be addressed. Mr. Jeff Berman, a resident of the development, questioned the need for additional lighted tennis courts in the Village . Additionally, Mr. Berman expressed concern regarding additional noise from the use of the tennis courts and possibly the basketball courts late at night , and regarding the use of an unlighted bike path at night . He noted he feels they are adding something to the area with potential problems which is not ,justified. Commissioner Krug asked where other lighted tennis facilities are located in the Village . Mr. Rylko said the only lighted courts north of Lake Cook Road are at Willow Stream. Other lighted facilities are at Kilmer Park and Emereck. Chairman Sheldon requested that Buffalo Grove Plan Commission-Special Meeting-June 13 , 1990-Page 3 II information be provided regarding those other facilities with respect to their relative location to surrounding residential areas . Commissioner Goldspiel asked if any proposed plantings would absorb sound. Mr. Rylko stated any plantings would act as a buffer though the trees to be planted will not be fully mature . Chairman Sheldon asked that at a future date they be provided a copy of the landscape plan for information. Brief discussion followed regarding the need for additional tennis courts in the Village , and the cut-off time for use . Additional brief discussion took place regarding the design and possibilities for reconfiguring the layout of the park, courts and ball fields. TOWN CENTER - International House of Pancakes Mr. Tom Maskey briefly reviewed the original approved plan for the Town Center and changes and developments which have taken place , including changes in proposed square footages for certain areas . He provided a handout which presented those proposed changes , and brief discussion and clarification followed. Mr. John Baird of International House of Pancakes presented a rendering of one of their recently developed restaurants in Glendale Heights , noting that although they usually use a blue roof for their design, to remain in keeping with the Town Center design they have agreed to use a green roof. He added they will match building materails to be compatible to those used in Town Center. Mr. Baird stated their buildings are 4 , 600 sq . ft . for a 160-seat restaurant . They would plan to have the front door face south to Lake Cook Road. The restaurant will be a family restaurant with a full service menu, no liquor license . It will be corporately developed to later be turned over as a franchise operation. Their hours of operation are typically 6 : 00 A.M. -10 : 00 P.M. or Midnight. Peak hours are Friday evening 5 : 30-8 : 30 P.M. and Saturday and Sundays from 9 : 00 A.M. -2 : 00 P.M. A 24-hour operation will be tested on Friday and Saturdays to see if it is warranted. Chairman Sheldon expressed concern as to whether there would be adequate parking in the center. Mr. Pfeil stated the overall parking in the center would not be diminished. Commissioner Rosenston stated he would like to see a layout of the traffic flow, where the parking and entrances are , sidewalks and pedestrian flow, and the location of dumpsters and mechanicals , etc . Buffalo Grove Plan Commission-Special Meeting-June 13 , 1990-Page 4 Commissioner Goldspiel expressed concern regarding the setback from Route 83 , and stated that berming and landscaping would need to be addressed in connection with that . Mr. Maskey noted the setback requirement is 35 ft . and the drawing shows a 27-ft . setback. However, he noted IHOP plans to spin the building on the site so it will face Route 83 , and a larger parking field and the setback is greater when the building is turned. Commissioner Goldspiel stated because there is no drive-thru for this facility he feels there is no need for the driveway connecting the two parking areas on the east side of the building . Commissioner Goldspiel commented that in a final review the Commission would need to know other uses that could impact shared parking to determine adequacy of parking for the restaurant . Brief discussion followed regarding additional information needed to approve a plan, and regarding intended changes from the original plan approved in 1986 . In comments from the audience , one gentleman asked about parking requirements in front of an outlot building. He also commented that the concept for Town Center was that it be an upscale center and inquired about IHOP' s demographic profile . He commented that the design of the building may be appropriate but the type of restaurant was not appropriate to the center, and he questioned the potential success of this type of restaurant in light of the location of a Wag ' s across the street. This gentleman then commented that if the operation was later franchised there could be potential for poor management and eventual loss of business possibly resulting in vacancy that may be difficult to fill . Mr. Baird commented on IHOP' s standards for monitoring franchise operations . Mr. Weiss, owner of Born Beautiful , a retail operation in the center, also commented on the similarity of this operation to Wag' s and potential for poor competition. He also commented that as a business owner in the center he does not feel this operation will generate any additional business to the center. In response to the above comments , Mr. Baird reviewed IHOP' s demographic studies and the type of customer draw with regard to age, income level and distance draw. Mr. Maskey addressed the issues of competition and draw to the center relating to curbside appeal and the draw created by pedestrial traffic through the center to the restaurant , and from a stop light at the intersection. TOWN CENTER - Michael Reese Medical Facility Mr. Ira Rosenberg for Michael Reese Health Plan, stated they plan to build their own 11 , 000 sq. ft . building at the north end of the development and the far south end of the commercial development. They Buffalo Grove Plan Commission-Special Meeting-June 13 , 1990-Page 5 plan to utilize the building as a primary care facility. A first phase development will consist of a shell for an entire 11 , 000 sq . ft . facility with only 5 , 000 sq. ft . finished on the interior. As growth warrants , they will complete interior development of the remainder of the building . Mr. Rosenberg indicated preliminary designs show the building in mansard and brick with colors and architecture compatible to the center. They will orient the building slightly toward Route 83 , and will be putting in 56 parking spaces on the site . Other facilities of theirs in retail centers are located at Orland Square Mall and in Evergreen Park. Mr. Rosenberg stated the initial stage of development internally would provide a waiting area, four offices and ten exam rooms . The facility would be open 48 hours per week with two doctors on site and 6-7 staff people. Eventual growth would expand the total number of employees to approximately 18 . Their demographic studies have shown that it will take 3-3-1/2 years to warrant building out the second half of the operation. Commissioner Goldspiel asked if they would ever expand to a two-story facility. Mr. Rosenberg indicated they would not . With regard to the operation in relation to the center, Mr. Maskey stated this is the best type of office use to bring people to the center because it is a high turnover of people on a consistent basis . Mr. Rosenberg stated such a facility is most successful in a retail center because of its high visibility. Commissioner Goldspiel inquired how their hours of operation compare to the hours of the center. Mr. Rosenberg indicated the main traffic is during the day. Hours of operation will begin at 9 : 00-5 : 00 four days a week and every other Friday, and half a day every other Saturday with eventual expansion on those hours . Mr. Rosenberg noted this is strictly an HMO and not a treatment facility and they are , thus , able to determine more precisely what their parking needs are . With respect to type of services , Mr. Rosenberg indicated they operate as a regular doctor' s office and offer wellness programs , lab services and x-ray procedures . In response to questions from Commissioner Braiman, Mr. Rosenberg stated the mechanicals and HVAC units would be located on the roof and would be screened from all sides . He stated medical waste is disposed of pursuant to Federal guidelines using approved contractors . No waste will be incinerated on site. With respect to the plan, Commissioner Goldspiel stated he would like to see how pedestrian traffic for this building will be linked with other parts of the center. Additionally, Commissioner Goldspiel stated he would like to see how the parking fits with other parking for the Buffalo Grove Plan Commission-Special Meeting-June 13 , 1990-Page 6 center and any potential for shared parking . Commissioner Goldspiel noted that the green space shown on the current plan now oriented more toward the center should be oriented more toward Route 83 . Commissioner Rosenston expressed concern regarding dead-end aisles and spaces in the parking area. Commissioner Sheldon requested a report from the Village traffic consultant be provided to assure that the additional circulation at this intersection can be adequately handled. In response to Commissioner Braiman' s request , Mr. Rosenberg indicated a landscape plan will be provided. Commissioner Braiman also requested information regarding other facilities . Mr. Rosenberg stated the closest owned facility with space for landscaping is located at Sheffield and Fullerton in Lincoln Park. Commissioner Goldspiel received confirmation that the current sanitary and sewer system for the center would be sufficient for a medical facility. ILLINOIS COMMUNITY RESIDENCE LOCATION PLANNING ACT Mr. Pfeil explained that the State has mandated that the Village provide a plan as to how they will zone for homes for handicapped persons . In that regard Mr. Pfeil provided a memorandum with a suggested plan. Mr. Pfeil pointed out the definition of family needed to be addressed in this light. Commissioner Goldspiel suggested there be a limit to allowed number of people . This could be keyed to the number of bedrooms or the size of the house. Discussion followed on various points to be addressed. Chairman Sheldon suggested Mr. Pfeil ' s memorandum be reformatted and submitted to the State as a preliminary plan, and once the State ' s comments are received they can more specifically address issues . CHAIRMAN'S REPORT - None FUTURE AGENDA - No Report PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None ADJOURNMENT Moved by Commissioner Rhodes , seconded by Commissioner Krug, to adjourn. All Commissioners were in favor and the motion carried. Chairman Sheldon adjourned the meeting at 11 : 27 P.M. Buffalo Grove Plan Commission-Special Meeting-June 13 , 1990-Page 7 Respectfully Submitted, ROSEMARY ALL , Recording Secretary APPROVED BY: Lligagee BARBARA SHELDON, Chairman Buffalo Grove Plan Commission - Special Meeting - June 13, 1990 - Page 8